Apartments near Korean cram-school districts priced above area averages, R114 data show
In short
Data from Real Estate R114 (부동산R114), cited on 21 October, show apartments in neighbourhoods with large cram-school clusters cost more per 3.3 square metres than their district averages. For an 84 square metre unit, the gap runs from about 110 million won in Hwaseong's Banso-dong to about 643.96 million won in Daegu's Beomeo-dong. In Pyeongchon-dong and Banso-dong the gap widened over the past year.
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Apartments in neighbourhoods with large cram-school clusters sold at average prices well above their surrounding districts, according to Real Estate R114 (부동산R114) data cited by Asia Economy, Korea Economic Daily and Seoul Economic Daily. In Daechi-dong in Seoul's Gangnam-gu, the average price was 105.3 million won per 3.3 square metres last month, against a Gangnam-gu average of 98.5 million won, a difference of 6.8 million won. For an 84 square metre unit the outlets put the gap at about 231.2 million won. [ 1 , 2 , 3 ]
The gap in Mokdong, in Seoul's Yangcheon-gu, was larger. Its average was 66.3 million won per 3.3 square metres against 55.07 million won for the district, a difference of 11.23 million won. Asia Economy and Seoul Economic Daily put the difference for an 84 square metre unit at about 380 million won, and Korea Economic Daily at about 381.82 million won. [ 1 , 2 , 3 ]
The outlets reported similar patterns in Gyeonggi Province. Pyeongchon-dong in Anyang averaged 36.41 million won per 3.3 square metres, 7.56 million won or 26 percent above the Anyang average of 28.85 million won. Banso-dong in Hwaseong, home to the Dongtan 1 new town cram-school district, averaged 23.35 million won against 20.03 million won for Hwaseong, which Asia Economy and Seoul Economic Daily put at 17 percent higher. Asia Economy and Seoul Economic Daily put the 84 square metre gap at about 260 million won for Pyeongchon-dong and about 110 million won for Banso-dong, while Korea Economic Daily gave about 257.04 million won and about 112.88 million won. [ 1 , 2 , 3 ]
The largest gap was in Beomeo-dong in Daegu's Suseong-gu, where the average of 30.79 million won per 3.3 square metres was 2.6 times the Daegu average of 11.85 million won. For an 84 square metre unit the difference is about 643.96 million won, which the outlets note is larger than the Seoul and Gyeonggi examples. [ 1 , 2 , 3 ]
Gaps in some areas widened over the year from September 2025 to September 2026. Pyeongchon-dong rose 5.47 million won per 3.3 square metres, 1.72 million won more than the Anyang average rise of 3.75 million won, and Banso-dong rose 2.95 million won against 2.32 million won for Hwaseong. Korea Economic Daily alone reported that Beomeo-dong rose 2.74 million won against 0.21 million won for Daegu, while Daechi-dong rose 4.12 million won against 4.99 million won for Gangnam-gu and Mokdong rose 3.80 million won against 4.12 million won for Yangcheon-gu. It said the analysis was that those two areas have long had high prices and so rose less. [ 1 , 2 , 3 ]
Asia Economy and Korea Economic Daily quoted an industry official who said that for parents, the main demand group in the housing market, educational conditions are one of the most important location factors. The official said that, with private education so popular that driving children to classes has become common, proximity to a large cram-school district strongly influences home prices. Seoul Economic Daily likewise reported that the industry sees parents' demand for cram-school access as supporting nearby prices. [ 1 , 2 , 3 ]
Why it matters
The outlets, all business media, present the figures as evidence that proximity to large cram-school districts still supports housing prices. They attribute the explanation to an industry official who cited parents' demand for educational conditions.
Key facts
- In Daechi-dong, Gangnam-gu, Seoul, the average apartment price was 105.3 million won per 3.3 square metres last month, against a Gangnam-gu average of 98.5 million won, a difference of 6.8 million won. [ 1 , 2 , 3 ]
- Converted to an 84 square metre unit, Daechi-dong is about 231.2 million won more expensive than the Gangnam-gu average. [ 1 , 2 , 3 ]
- Mokdong in Yangcheon-gu averaged 66.3 million won per 3.3 square metres against a district average of 55.07 million won, a gap of 11.23 million won. [ 1 , 2 , 3 ]
- Pyeongchon-dong in Anyang averaged 36.41 million won per 3.3 square metres, 7.56 million won above the Anyang average of 28.85 million won. [ 1 , 2 , 3 ]
- Banso-dong in Hwaseong, which has the Dongtan 1 new town cram-school district, averaged 23.35 million won per 3.3 square metres against a Hwaseong average of 20.03 million won. [ 1 , 2 , 3 ]
- Beomeo-dong in Daegu's Suseong-gu averaged 30.79 million won per 3.3 square metres, 2.6 times the Daegu average of 11.85 million won. [ 1 , 2 , 3 ]
- From September 2025 to September 2026, Pyeongchon-dong rose 5.47 million won per 3.3 square metres against 3.75 million won for Anyang as a whole, and Banso-dong rose 2.95 million won against 2.32 million won for Hwaseong. [ 1 , 2 , 3 ]
Confirmed by several sources
- Real Estate R114 data cited on 21 October show Daechi-dong apartments averaged 105.3 million won per 3.3 square metres, 6.8 million won above the Gangnam-gu average of 98.5 million won, equal to about 231.2 million won for an 84 square metre unit. [ 1 , 2 , 3 ]
- Mokdong, Pyeongchon-dong and Banso-dong also priced above their district or city averages, and Beomeo-dong in Daegu averaged 30.79 million won per 3.3 square metres against a Daegu average of 11.85 million won. [ 1 , 2 , 3 ]
- Over the year from September 2025 to September 2026, prices in Pyeongchon-dong and Banso-dong rose by more than the Anyang and Hwaseong averages, so the gaps widened. [ 1 , 2 , 3 ]
- The Beomeo-dong gap for an 84 square metre unit is about 643.96 million won, larger than the gaps given for the Seoul and Gyeonggi areas. [ 1 , 2 , 3 ]
Still unclear
- Why prices near cram-school districts are higher. The explanation, parents' demand for access to cram schools, comes from an unnamed industry official quoted by two outlets and from a general reference to the industry in the third; the data themselves do not test it.
- Whether Daechi-dong and Mokdong prices rose more slowly than their districts over the past year. Only one outlet, Korea Economic Daily, reports that Daechi-dong (+4.12 million won) and Mokdong (+3.80 million won) rose less than the Gangnam-gu (+4.99 million won) and Yangcheon-gu (+4.12 million won) averages.
- Beomeo-dong's rise over the past year against the Daegu average. Only Korea Economic Daily gives a rise of 2.74 million won for Beomeo-dong against 0.21 million won for Daegu.
- The exact 84 square metre gap for Mokdong and Pyeongchon-dong. Two outlets round them to about 380 million won and about 260 million won, while Korea Economic Daily gives about 381.82 million won and about 257.04 million won.